129 Saltonstall St Lot 58 · Canandaigua, NY 14424

$69,900

3 bd · 2.0 ba · 952 sqft · Manufactured public records · 42 Days on market

Built 2024 Fair condition $73/sqft · 69% above area ↓ 7% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3-bedroom, 2 full bath single-wide home offers comfortable living with a bright, open-concept layout. The spacious kitchen flows seamlessly into the living room, creating an inviting space perfect for entertaining or relaxing. Ideally located just minutes from Canandaigua Lake, you’ll enjoy the convenience of being within walking distance to local bars, shops, and dining. Whether you're looking for a year-round residence or a weekend getaway, this home combines affordability with a prime location in a vibrant lakeside community. Shed is not included. Must have park approval prior to submitting an offer.

Key facts

• Spacious kitchen
• Prime location
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• WALKING DISTANCE TO LOCAL BARS
• WALKING DISTANCE TO SHOPS
• WALKING DISTANCE TO DINING
• PRIME LOCATION

Property features AI

Finance

• Financial info: Land lease: $650

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-wide mobile home; Single-story; Resale property
• Construction: Vinyl siding; Asphalt shingle roof; Existing structure
• Exterior features: Gravel driveway; Leased propane tank; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl and varied flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 3.4% in Canandaigua — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#243 in NY, #3,822 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, schools B+; Watch: employment C-, amenities F, health & safety D-.
• Canandaigua City School District (suburban): math 50% / reading 59% proficiency, ranked #305 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.5%/yr); 223 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.17% ✓
• Cap rate: 19.80%
• Cash-on-cash: 48.25%
• DSCR: 3.15
• GRM: 3.8

CMA / ARV

• ARV (median comp): $41,249
• List price: $69,900
• Delta: 69.46%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Saltonstall Street #74	0.11mi	3/2.0	907 (-5%)	23mo	$36,000	$40	67
129 Saltonstall St #77	0.11mi	3/2.0	1,008 (+6%)	23mo	$38,000	$38	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 51.0%
• Equity multiple: 3.39×
• Total profit: $46,779
• Equity at exit: $10,422

10-year hold

• IRR: 58.3%
• Equity multiple: 8.24×
• Total profit: $141,616
• Equity at exit: $6,044

Cash invested: $19,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14424

• Home prices YoY: -21.2%
• Rents YoY: 8.5%
• Active inventory: 223
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $787

Break-even live

Break-even rent $518

Max offer price $69,900

Occupancy floor 43%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Saltonstall St Canandaigua, NY	2.0	1.0	1000	$1,290	$1.29	3d	1	0.25mi
69 Parrish St Unit 5 Canandaigua, NY	2.0	1.0	860	$1,350	$1.57	19d	1	0.54mi
223 Bristol St Canandaigua, NY	2.0	1.0	750	$1,450	$1.93	2d	2	0.99mi

Listing history 15 events

1. 2026-06-18
   days on market $69,900 Active 42 DOM
2. 2026-06-17
   days on market $69,900 Active 41 DOM
3. 2026-06-16
   days on market $69,900 Active 40 DOM
4. 2026-06-15
   days on market $69,900 Active 39 DOM
5. 2026-06-13
   days on market $69,900 Active 37 DOM
6. 2026-06-13
   days on market $69,900 Active 36 DOM
7. 2026-06-10
   pricedays on market $69,900 Active 34 DOM
8. 2026-06-09
   days on market $74,900 Active 33 DOM
9. 2026-06-09
   days on market $74,900 Active 32 DOM
10. 2026-06-07
    days on market $74,900 Active 31 DOM
11. 2026-06-03
    days on market $74,900 Active 27 DOM
12. 2026-06-03
    days on market $74,900 Active 26 DOM
13. 2026-06-01
    days on market $74,900 Active 25 DOM
14. 2026-05-31
    days on market $74,900 Active 24 DOM
15. 2026-05-07
    listed $74,900 Active 630-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $165 · $14/mo
• Projected year-2 tax: $673 · $56/mo
• Expected delta: +$508/yr (+$42/mo · 308.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,174
• − Mortgage interest: −$3,915
• − Property taxes: −$165
• − Insurance: −$350
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$2,033
• Taxable income: $8,803
• Est. tax owed @ 24.0%: −$2,113
• After-tax cash flow: $7,331/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This single-wide manufactured home requires moderate repairs and maintenance, particularly to the exterior siding and landscaping. Painting and replacing the siding would significantly improve its curb appeal and resale value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Minor landscaping — Basic landscaping, no curb appeal

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both replace siding — Improves exterior appearance and increases resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Basic landscaping, no curb appeal	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both replace siding — Improves exterior appearance and increases resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Canandaigua City School District
• NCES district ID: 3606330
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $56,375
• Composite: 47.09/100
• National rank: #2335
• State rank: #305 of 590 in NY

Livability — Canandaigua

• Score: 75/100
• State rank: #243
• US rank: #3822

Category grades

Amenities F Commute A+ Cost of living B Crime B- Employment C- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canandaigua, NY
• County: Ontario County · 58,989 people
• City population: 28,786
• Metro: Rochester, NY
• Population (ZIP): 28,786
• Household income: $79,778
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 737.0

Population outlook (Ontario County) Hauer SSP2

• Today (2025): 111,230 people
• By 2030: 111,401 · +0.2%
• By 2040: 109,535 · -1.5%
• By 2050: 104,895 · -5.7%
• By 2075: 92,999 · -16.4%
• By 2100: 73,723 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Black 1%
• Common ancestry: Romanian 4% Iranian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Ontario

• 2024 margin: Toss-up / Even · D 49.4% · R 50.6%
• 2008→2024 swing: -1.0pp toward R · 2008: -0.1pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: R+0.0 2016: R+8.6 2012: R+1.6 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.94%
• Current HPI: 263.755
• Rent YoY: ▲ 8.46%
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-6.7% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $69,900 UNYREIS
• 2026-05-07 Listed $74,900 UNYREIS